Yes, every HMO in London needs a valid electrical installation condition report (EICR). HMOs let by private landlords fall under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, so the installation must be inspected and tested at least every five years, and London councils' HMO licensing schemes commonly ask for a current EICR as part of the application.
Because HMOs have more occupants, more appliances and often shared kitchens and corridors, the electrical side needs particular care. This guide explains what an HMO electrical certificate involves, how it fits with licensing, and what else you may need to think about, including fire alarms and emergency lighting.
What counts as an "HMO electrical certificate"?
When landlords and letting agents talk about an HMO electrical certificate, they almost always mean an EICR. It is a formal report produced after a qualified and competent electrician has inspected and tested the fixed electrical installation: the consumer unit, wiring, sockets, switches, light fittings and fixed equipment such as electric showers and heaters.
The report records the condition of the installation and lists any issues with a code:
- C1 - danger present, immediate action required
- C2 - potentially dangerous, urgent remedial action required
- C3 - improvement recommended
- FI - further investigation required without delay
Any C1, C2 or FI means the report is unsatisfactory. For a fuller explanation, read EICR codes explained, or for general background see what is an EICR.
Your legal duties as an HMO landlord
The 2020 regulations apply to HMOs in the same way as other private lets. You must:
- Have the installation inspected and tested at least every five years, or sooner if the report says so.
- Give a copy of the report to existing tenants within 28 days of the inspection, and to new tenants before they move in.
- Provide the report to a prospective tenant within 28 days of a request, and to the local housing authority within 7 days of a request.
- Carry out any remedial work or further investigation within 28 days, or sooner if specified, and send written confirmation to the tenants and the council within 28 days of completion.
Councils can impose fines of up to £30,000 per breach. In an HMO, where every tenant is entitled to a copy of the report, it is worth keeping a simple record of who received it and when. Our guide to landlord electrical safety regulations covers these duties in more depth.
HMO licensing and EICRs in London
Many London boroughs operate mandatory, additional or selective licensing schemes, and the rules vary from council to council. Licence applications and licence conditions commonly require you to provide evidence of electrical safety, which usually means a current, satisfactory EICR.
Because each scheme has its own wording, we always recommend that you check your council's licence conditions carefully. In particular, look for:
- Whether a current EICR must be submitted with the application
- How quickly you must provide documents if the council asks for them
- Whether the council expects evidence that remedial work has been completed
- Any requirements for fire detection, emergency lighting or appliance testing
If your EICR is unsatisfactory, plan to complete the remedial work and obtain written confirmation before submitting a licence application or renewal, so the paperwork you supply shows a safe installation.
Fire alarms and emergency lighting
An EICR covers the fixed electrical installation. It is not the same thing as a fire alarm or emergency lighting certificate, and HMOs often need both of those too, depending on their size, layout and the council's requirements.
Some general points to bear in mind:
- Smoke and CO alarms. Under the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022, all landlords in England must fit at least one smoke alarm on every storey with living accommodation and a CO alarm in any room with a fixed combustion appliance (excluding gas cookers), and repair or replace alarms when told they are faulty. See our guide to landlord smoke alarm regulations.
- HMO fire detection. Larger HMOs commonly need an interlinked or fully designed fire alarm system rather than standalone alarms. The required standard depends on the property and your council's conditions.
- Emergency lighting. Some HMOs, particularly those with longer or more complex escape routes, may need emergency lighting. Again, check your licence conditions and any fire risk assessment.
We install and test fire alarm systems and can carry out this work alongside your EICR. Find out more on our fire alarm installation page.
Appliances in HMOs
HMOs often come furnished with cookers, fridges, washing machines and microwaves in shared kitchens. Private landlords are not specifically required by the 2020 regulations to have portable appliances tested, but you do have a general duty to make sure anything you supply is safe, and some licence conditions ask for evidence. Our article do landlords need PAT testing? explains the position, and our PAT testing service can be booked on the same visit.
What to expect on the day
An HMO EICR usually takes longer than one for a single household because there are typically more circuits, more rooms and communal areas to inspect. Our engineers will need access to each bedroom, the shared spaces and the consumer unit or units. The power will be switched off for parts of the inspection, so let tenants know in advance, especially anyone working from home.
Afterwards, you receive a digital certificate emailed the same day, with photos and clear observations. If anything is coded C1, C2 or FI, we give you a remedial cost breakdown so you can approve the work and stay within the 28-day window. If you are unsure what to do next, see unsatisfactory EICR: what next?
Why HMO landlords use Polarity Electrics
Polarity Electrics London Ltd is an NICEIC Approved Contractor with more than eight NICEIC-certified engineers and over 5,000 jobs completed. We cover all of London, including boroughs such as Camden, Hackney, Newham and Haringey, plus the Home Counties.
- Same-day and next-day EICR appointments
- Fixed written quotes for HMOs, with no call-out charge
- Landlord portal, bulk booking and renewal reminders for portfolios
- 12-month workmanship guarantee and £10M public liability insurance
Get a quote for your HMO EICR
Tell us the number of bedrooms, storeys and communal areas and we will give you a fixed written quote. Call 0203 908 4790 (24/7), message us on WhatsApp at +44 7932 046977, or book online. You can also read more about our EICR service in London.
Frequently asked questions
Does an HMO need an EICR?
Yes. HMOs in the private rented sector are covered by the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, so the installation must be inspected and tested at least every five years. HMO licence applications in London commonly ask for a current EICR as evidence.
How often should an HMO have an EICR?
At least every five years, or sooner if the previous report recommends a shorter interval. Your HMO licence conditions may also set out when and how you must provide evidence.
How much does an HMO EICR cost?
HMOs vary a lot in size, number of circuits and communal areas, so we give a fixed written quote rather than a standard price. Our standard EICRs for single households start from £79 for a studio flat up to £149 for a four-bedroom house.
Does an EICR cover the fire alarm and emergency lighting?
An EICR covers the fixed electrical installation. Fire detection and emergency lighting systems are normally inspected and certified separately, so check your council's licence conditions for exactly what evidence they want.